Full Doc Commercial Loans in Brisbane

Brisbane is in a structural yield-compression cycle

Prime Brisbane CBD office, Newstead/Fortitude Valley mixed-use, and prime industrial in Acacia Ridge / Yatala / Larapinta have all experienced 75–125bps of yield compression over the past 24 months. The 2032 Olympics infrastructure narrative is a real driver alongside underlying population growth (Brisbane was Australia's fastest-growing capital in 2024). Banks are competing actively to win Brisbane book and have been notably more aggressive on pricing here than in Sydney or Melbourne for equivalent asset profiles.

Industrial along the southern and northern logistics corridors

Brisbane's industrial market is anchored by the southern corridor (Acacia Ridge, Larapinta, Salisbury, Berrinba) connecting to the Logan motorway and Port of Brisbane, and the northern corridor (Brendale, Lawnton, Strathpine, Wacol). Net face rents have grown 25–40% over three years. Banks fund prime tenanted industrial in these corridors to 70% LVR with 5-year IO terms, with pricing for A-grade assets currently as sharp as anywhere in the country.

Brisbane CBD office is recovering faster than southern capitals

Unlike Sydney and Melbourne CBD, Brisbane CBD office has seen meaningful occupancy recovery. Premium-grade vacancy has dropped below 8% in late 2025 and continues to firm. This is supporting bank appetite — lenders that have been cautious on CBD office in southern capitals are actively writing Brisbane CBD office on prime assets with credible covenants. Sub-CBD precincts (Newstead, Fortitude Valley, Spring Hill) are even stronger.

$6.8M industrial facility, Acacia Ridge

Investor acquiring a 3,800sqm distribution facility on a 7-year lease to a national 3PL operator with 4% fixed reviews. Four-bank tender produced sharpest bid at 6.25% over 20 years, 5-year IO, 70% LVR ($4.76M). Yield 5.6%; ICR 1.55× at assessment rate.

$4.5M CBD strata office floor

Family office acquiring a 580sqm whole-floor in a 2010-build CBD tower, leased to a tier-2 professional services firm on 6+5 with 9 years remaining. Funded at 65% LVR ($2.93M), 6.55% IO, with two competitive bank bids. The Brisbane CBD recovery story produced a more constructive valuation outcome than equivalent Sydney or Melbourne CBD strata at the same age.

$9.2M Newstead mixed-use refinance + equity release

Three-storey mixed-use property in Newstead with ground floor retail and 2 levels of office, held by a local family investor for 8 years. Revaluation lifted the property from $7.1M acquisition to $9.2M. Refinanced from a single-bank facility to a competitive bank facility at 65% LVR ($6.0M) — releasing $1.6M of equity for the next acquisition and reducing rate from 7.25% to 6.45%.